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Past Due Property Taxes in Michigan


Home Savers Community Group is a family owned and operated company that helps property owners with their past due property tax issues. We offer affordable property tax loans with payment plans designed to meet your budget.


Credit issues? No problem!! Our property tax loans are quick and easy to get, and most importantly, save you money. We can provide you a property tax loan to solve your property tax problem in just a few days.

Pay Your Taxes Current Today?
Want more information? Let us help.



Stay in your home and bring your taxes current.


Pay off any additional liens on your home


Get some cash out to cover other expenses (bills, medical, home repairs etc)


We DO NOT look at credit scores and credit is NOT a factor


What Happens If I Don't Pay Property Taxes in Michigan?

If you fail to pay your property taxes in Michigan, you could lose your home through a tax forfeiture and foreclosure process—but you’ll get some time after the forfeiture to save your property.


When homeowners don't pay their property taxes, the overdue amount becomes a lien on the property. A lien effectively makes the property act as collateral for the debt. All states have laws that allow the local government to sell a home through a tax sale process to collect delinquent taxes. Accordingly, if you get behind in paying your real property taxes in Michigan, you might lose your home to a tax forfeiture and foreclosure process. 


How Tax Forfeitures work in Michigan

On March 1 in each tax year, property that's delinquent for taxes, interest, penalties, and fees for the immediately preceding 12 months or more is forfeited to the county treasurer. But if a property is forfeited to a county treasurer, the government doesn't get a right to possession of the property until the April 1 immediately following the entry of a foreclosure judgment or, in a contested case, until 22 days after the foreclosure judgment (see below). (Mich. Comp. Laws § 211.78g.)


You'll get about a year after the forfeiture to pay off the debt before you'll lose the home in a tax foreclosure. This period is called a "redemption period," which is explained in more detail below.

How a Michigan Tax Foreclosure Works

The foreclosure starts during the redemption period. The foreclosing party files a petition with the court no later than June 15th. (Mich. Comp. Laws § 211.78h.) If the taxes go unpaid, the court will enter judgment, generally, no later than late March of the next year and the home is foreclosed. (Mich. Comp. Laws § 211.78k.) The county treasurer then takes ownership of the property and can sell it to a new owner.

Notices You'll Receive in a Michigan Tax Forfeiture and Foreclosure

You'll receive various notices before the forfeiture and before you lose your home to the foreclosure, including the following.


Notice of Delinquent Taxes During the Collection Period

Before the forfeiture, the county treasurer has to send a first and second notice via first-class mail about the delinquent taxes. (Mich. Comp. Laws § 211.78b, § 211.78c.) The county treasurer must mail you another notice, this time by certified mail. Among other things, the notice will tell you when the property will be forfeited to the county treasurer if you don't get current on the unpaid delinquent taxes, interest, penalties, and fees. (Mich. Comp. Laws § 211.78f.)

Notice During the Foreclosure Action

The foreclosing governmental unit must mail a notice not less than 30 days before a "show cause" hearing. (Mich. Comp. Laws § 211.78i.) (A "show cause" hearing is part of the foreclosure process where the foreclosing party must demonstrate why it should get title to your home).

Personal or Posted Notice

If you occupy the property, the foreclosing party must try to serve you notice personally and tell you that, among other things, the property will be foreclosed unless the delinquent amounts are paid. If personal service isn't made, notice about the foreclosure must be posted on the property and, in addition, a notice must be posted that has the information that otherwise would have been verbally provided had personal service been accomplished. (Mich. Comp. Laws § 211.78i.)

How to Redeem the Property After a Tax Forfeiture in Michigan


You get a redemption period of about one year, during which you can pay off the delinquent amounts and redeem the home following the forfeiture (not the foreclosure).


Deadline to Redeem

Unless all unpaid delinquent taxes, interest, penalties, and fees are paid on or before the March 31 immediately succeeding the entry of a judgment foreclosing the property or, in a contested case, within 21 days of the entry of a judgment foreclosing the property, the title to the property goes to the foreclosing governmental entity. So, March 31st in the third year of the delinquency is generally the last day you get to redeem the home. (Mich. Comp. Laws § 211.78g.) But if you contest the foreclosure by filing a written objection with the court, your deadline to redeem is within 21 days after the court enters the foreclosure judgment. (Mich. Comp. Laws § 211.78k.)

The property is sold after the court enters a foreclosure judgment and after the right of redemption has expired.


How Much It Costs to Redeem the Home

To redeem, you'll typically have to pay the county treasurer the total amount of unpaid delinquent taxes, interest, penalties, and fees. (Mich. Comp. Laws § 211.78g.)

Does a Mortgage Survive a Tax Forfeiture and Foreclosure in Michigan?

Property tax liens almost always have priority over other liens, including mortgage liens and deed of trust liens. (For purposes of this discussion, the terms "mortgage" and "deed of trust" are used interchangeably.) Because a property tax lien has priority, if your home is sold through a tax forfeiture and foreclosure process, the sale wipes out any mortgages. So, the loan servicer will usually advance money to pay delinquent property taxes to prevent this from happening. The servicer will then demand reimbursement from you (the borrower).


Getting Help

Don't loose your home due to past due property taxes.  Unfortunately the county doesn't have many options for you to save your home.  Give us a call today for a free property tax review.  The longer you wait the more fees you will have to pay.  



Property Tax Help With A Property Tax Loan
Dоn't lеt another mоnth раѕѕ bу whіlе your delinquent property taxes соntіnuе to іnсrеаѕе. We саn hеlр уоu solve уоur tax рrоblеmѕ tоdау and avoid a property tax foreclosure!

Are уоu a homeowner who іѕ hаvіng a hаrd tіmе рауіng уоur property taxes?

Are you dеlіnԛuеnt оn уоur рrореrtу tаxеѕ?

Are you at risk of property tax foreclosure?

Do you know that уоu саn еnd uр paying аѕ much as 43% оf the іnіtіаl tax аmоunt іn соllесtіоn fees, реnаltіеѕ, and іntеrеѕt?


Don’t worry! We can help you рrеvеnt thеѕе rising costs, Home Savers Community Group оffеrѕ rеѕіdеntіаl property tax loans. We make sure that уоur rеѕіdеntіаl property tаxеѕ аrе раіd on tіmе to рrеvеnt costly expenses. When уоu раrtnеr wіth us, we mаkе ѕurе thаt уоur outstanding рrореrtу tаxеѕ аrе раіd іn full. Wе thеn wоrk with you tо establish an еаѕу rерауmеnt рlаn so that you can рау uѕ bасk оvеr tіmе.


It’ѕ a lоаn that will pay off уоur рrореrtу tаxеѕ аnd ѕаvе уоu frоm іnсrеаѕіng penalties, interest, аttоrnеу соllесtіоn fееѕ, collection саllѕ аnd tax foreclosure.

A property tax loan from us at Home Savers Community Group wіll nоt оnlу ѕtор іnсrеаѕіng penalties, interest, аnd fees, but wіll аlѕо:

Stop a property tax fоrесlоѕurе and allow you to redeem your home

Stop collection lеttеrѕ and саllѕ

Give you back уоur реасе оf mіnd


I have nothing but excellent things to say about Home Savers Community Group. I was behind on my property taxes due to me being ill and out of work. Now that I'm back on track the horrible tax collector refused to work with me and put my home up for auction sale. I contacted Home Savers and they helped me save my home and pay my property taxes current. Tiffany was the lady that helped me every step of the way. THANK YOU SO MUCH!

Nihar B.

Home Savers Community Group saved my childhood home from tax auction. My county tax collector had mis calculated my tax payments for years and at the last minute said it was my fault. When I refused to pay because I could not afford it they sold my taxes to a third party in a tax sale. I went everywhere looking for help and all everybody wanted to do was kick me out my house. Home Savers offered another option to help me stay in my home. For that I am forever grateful.

Barbara H.
Saint Louis, MO

The level of service at HOME SAVERS is fantastic. I was over a year behind on my mortgage payment. I lost my job and was unable to make my payment. I tried multiple times to work with my lender and I got nowhere. Home Savers saved my home and got me a payment I can afford to make." PLUS they paid my taxes current!!

Larry G.

In this day and age, it’s hard to find a company you can trust. Home Savers was recommended to me by a friend, and now I know why – the quality of service I received was outstanding. Keep up the good work!

Staci L.
El Paso, TX

I called several companies in search for assistance in paying my taxes. I couldn't refinance because my credit was horrible. This company was great and returned my calls all the time. I appreciate the compassion Monica had for me and my family.

Michael H.
San Diego, CA

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